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Heritage Commons Community Center CZC 02-059If � G�N LEGAL DEPARTMENT MAYOR + (208) 288-2499 • Fax 288-2501 Robert D. Corrie fK r CITY OF ��r"� PARKS &RECREATION �. _ :v s _ (208 888-3579 • Fax 898-5501 CITY COUNCIL MEMBERS PUBLIC WORKS Tammy deWeerd erl�i,� n (208) 898-5500 -Fax 887-1297 IDAHO 1 William L. M. Nary j BUILDING DEPARTMENT Cherie McCandless y�c (208) 887-2211 • Fax 887-1297 Keith Bird ear SINCE PLANNING AND ZONING (208) 884-5533 • Fax 888-6854 CERTIFICATE OF ZONING COMPLIANCE* Date: November 18. 2002 Owner: Z- I .nt 1 Rlnc 16 and lot 1_ Blo k 5 Oue er Commons No. 1 Subdivision Proposed Use: Construction of the Quenzer Commons Subdivision community center, consisting of a 1,664 square foot clubhouse a swimming pool and a gazebo Zoning: R-4 (proved as CUP -02-007) Comments: Scope of Development: The issuance of this Certificate of Zoning Compliance is valid only for the construction and improvements related to the construction and development of 1,664 square foot community clubhouse, and pool and gazebo located in the center of Quenzer Commons No. 1 Subdivision. The project is subject to all conditions of an approved Conditional Use Permit (File No. CUP -02-007). The issuance of this permit does not release the applicant from any conditions of approval stated in the Conditional Use Permit. Approved Plan: The Site Plan (stamped 11-18-02) is approved as submitted. No changes shall be permitted without prior written approval from the Planning and Zoning Department. Signage: No signs are approved by the issuance of this permit. All new signage shall be in compliance with the City's Sign Ordinance, and requires approval by the City prior to construction. Landscaping: The Landscape Plan (Sheets L-1.1, L-1.4, prepared by Jensen Belts Associates, dated 06/05/02), date stamped "approved" by the City on 11/18/02, is approved as submitted. The landscape plan is not to be altered without prior written approval of the Planning & Zoning Department. No field changes to the site plan are permitted; prior written approval of all changes is required. Landscaping shall be installed prior to occupancy. Parking: All handicap parking, signage, striping and ramps must be designed and constructed to the most recently adopted ADA standards. Irrigation: An underground, pressurized irrigation system must be installed to all landscape areas prior 33 EAST IDAHO • MERIDIAN, IDAHO 83642 (208) 888-4433 • Fax (208) 387-4813 • City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 L�] • to occupancy. Occupancy: All site improvements must be completed or bonded for (at 110% of the incomplete amount) prior to P&Z Department signature of Certificate of Occupancy. Lighting: All new lighting, whether attached to the building or placed within the parking area, shall not cause glare for or otherwise impact the traveling public or neighboring developments, as determined by the City. ACHD Acceptance: Applicant shall be responsible for meeting the requirements of ACHD as they pertain to this type of development. All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes must be made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted to the City of Meridian Planning and Zoning Stafffor approval prior to the issuance of a building permit. Plan Modifications: The Site Plan is not to be altered without prior written approval of the Planning & Zoning Department. No field changes to the site plan are permitted; prior written approval of all changes is required. City's failure to specifically identify requirements in this Certificate of Zoning Compliance does not relieve owner of responsibility for compliance. The site plan stamped 11/18/02 are approved with the comments noted above. < ��j David McKinnon (For Brad Hawkins -Clark, interim Planning & Zoning Administrator) *Receipt of a Certificate of Zoning Compliance does not indicate compliance with requirements of other departments/agencies, including, but not limited to, Ada County Highway District, Central District Health Department, affected irrigation district(s), Meridian Sewer, Water, Building or Fire Departments, etc. This certificate shall expire one (1) year from the date of issuance if work has not begun. CITY OF MERIDIAN • Planning & Zoning Department 660 E. Watertower Ln., Ste. 202, Meridian, ID 83642 (208)884-5533 Phone / (208)888-6854 Fax CERTIFICATE OF ZONING COMPLIANCE (CZC) APPLICATION (Section 11-19-1, Zoning and Development Ordinance) PROJECT NAME: Heritage Commons Community Center & Gazebo APPLICANT: Jonathan Wardle, Brighton Corporation ADDRESS: 12426 W. Explorer Drive, Suite 220, Boise ID 83702 PHONE: 371-2114 FAX: 377-8962 E-MAIL: jdwardle e,wardlegroup com OWNER(S) OF RECORD: Brighton Corporation ADDRESS: 12426 W. Explorer Drive, Suite 220, Boise, ID 83702 PHONE: 378-4000 FAX: 377-8962 E-MAIL: bhanks@brightonco!:p.com FIL as-*' ADDRESS, GENERAL LOCATION OF SITE: Lot 1, Block 16, and Lot 1, Block 5, Quenzer Commons No. 1 Subdivision DESCRIPTION OF USE: Construction of the Community Center & Gazebo PRESENT ZONE CLASSIFICATION: R-8 I do hereby affirm that the owner will agree to pay any additional sewer, water or trash fees or charges, if any, associated with the use that I/we have applied for, whether the use be residential, commercial or industrial in nature. Furth ore, I have read the information contained herein and certify that the information is true and correct. I Ap is is Si a e (Date) Rev. 2.1/()2 • 0 # 0 CONTENTS OF CZC APPLICATION (Incomplete applications will not be processed) An application for a Certificate of Zoning Compliance shall be filed with the Planning and Zoning staff by the owner of the property or the applicant of the proposed use. The application shall contain the following information: Completed and signed CZC application form. 2. The last deed of record for the subject property. Notarized Affidavit of Legal Interest (attached). 4. Four (4) copies of a detailed site plan, drawn to a scale of not less than 1 "=50'. Also include an 8 1/2" x 11" reduction. 5. Three (3) copies of the landscape design in compliance with the Landscape Ordinance, drawn to a scale of not less than 1"=50'. See attached landscape submittal requirements. 6. Three (3) copies of irrigation performance specifications in compliance with the Landscape Ordinance. 7. Written approval or a stamped site plan from Sanitation Service Company (SSC) indicating that the designs of the trash enclosure and access drive are acceptable. 8. A calculations table that shall list the number of parking stalls, building size, lot size, landscaping, open space, setbacks, fencing, screening and coverage. 9. A written statement from the applicant detailing the proposed use(s) of the property. Please list as many details as possible. 10. A fee of $60.00. ACHD Acceptance: Applicant shall be responsible for meeting the requirements of ACHD as they pertain to this application. All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes must be made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted to the City of Meridian Planning & Zoning Department for approval prior to the issuance of a building permit. 2 Rev. 2;,7,,,02 0 STATE OF IDAHO) COUNTY OF ADA) 0 AFFIDAVIT OF LEGAL INTEREST ss I, David W. Turnbull, Brighton Corporation, 12426 W. Explorer Drive, Suite 220, Boise, Idaho, 83713, am the record of owner of the property described on the attached and submit this accompanying application pertaining to that property. Dated this' ' +Pj day of ;\�c v e*K 1-g— , 2002. avid W. Turnbull Brighton Corporation SUBSCRIBED AND SWORN to before me the day and year first above written. *OTAjt 1% pfIB0C, 9TH O� •�� Residing in 1 My Commission xpires: /� . 9 • LANDSCAPE PLAN SUBMITTAL REQUIREMENTS Applicability All applications for a Certificate of Zoning Compliance (CZC) and Final Plat (FP) must comply with all requirements of the `Contents' section below for a detailed landscape plan. Applications for a Conditional Use Permit (CUP) and Preliminary Plat (PP) are exempt from requirements M, N, O, and P of the `Contents' section and may instead show conceptual landscaping with tree locations only and conceptual screening structures; all other sections of the landscape ordinance still apply. Plan Size & Scale The landscape plan must have a scale no smaller than V=50' (1"=20' is preferred) and be on a standard drawing sheet, not to exceed 36"x48" (24"06" is preferred). A plan which cannot be drawn in its entirety on a single sheet must be drawn with appropriate match lines on two or more sheets. Number of Copies The number of copies of the landscape plan that must be submitted is shown on the following schedule: • Conditional Use Permit: 10 copies • Preliminary Plat: 10 copies • Final Plat: 3 Copies • Certificate of Zoning Compliance: 3 Copies Contents The landscape plan shall comply with the provisions of this ordinance and shall include the following elements. A. Date, scale, north arrow, and title of the project. B. Names, addresses and telephone numbers of the developer and the person/firm preparing the plan. C. Existing boundaries, property lines, and dimensions of the lot. D. Relationship to adjacent properties, streets, and private lanes. E. Easements and right-of-way lines on or adjacent to the lot. F. Existing/proposed zoning of the lot, and the zoning and land use of all adjacent properties. G. Existing natural features such as canals, creeks, drains, ponds, wetlands, floodplains, high groundwater areas, and rock outcroppings. H. Location, size, and species of all existing trees on site with trunks 4 inches or greater in diameter, measured 6 inches above the ground. Indicate whether the tree will be retained or removed. A statement of how existing healthy trees proposed to be retained will be protected from damage during construction. J. Existing buildings, structures, planting areas, light poles, power poles, walls, fences, berms, parking and loading areas, vehicular drives, trash areas, sidewalks, pathways, stormwater detention areas, signs, street furniture, and other man-made elements. Rev. 2/1102 K. Existing and proposed contours for all areas steeper than 20% slope. Berms shall be shown with one -foot contours. L. Sight Triangles as defined in Section 6 of this ordinance. M. Location and labels for all proposed plants, including trees, shrubs, and groundcovers. Scale shown for plant materials shall reflect approximate mature size. N. A Plant List that shows the plant symbol, quantity, botanical name, common name, minimum planting size and container, and comments (for spacing, staking, and installation as appropriate). O. Planting and installation details as necessary to ensure conformance with all required standards. P. Design drawings of all required structures for screening purposes. Q. Calculations of project components to demonstrate compliance with the requirements of this ordinance, including: CUP and CZC Applications • Number of street trees and lineal feet of street frontage • Width of street buffers • Width of parking lot perimeter landscape strip • Buffer width between different land uses • Number of parking stalls and Percent of parking area with internal landscaping • Total number of trees and Tree species mix • Mitigation for removal of existing trees PP and FP Applications • Width of street buffer, lineal feet of street frontage, and number of street trees • Residential subdivision trees • Acreage dedicated for common open space • Number of trees provided on common lot(s) • Mitigation for removal of existing trees Landscape Plan Preparation Preparing a landscape plan requires special skills. Landscaping involves more than a simple arrangement of plants with irrigation; plants are not haphazardly placed in a way the fills up leftover space. Landscape plans should be artfully and technically organized in a way that conveys coherence, design, and organization. The landscaping should enhance the physical environment as well as the project's aesthetic character. Also, requiring plans prepared by a landscape professional minimizes the likelihood of trees dying or interfering with other adjacent site features. Therefore, All landscape plans shall be prepared by a landscape architect, landscape designer, or qualified nurseryman. 5 Rev. 2,,'T,"02 CERTIFICATE OF ZONING COMPLIANCE & PLAN REVIEW CHECKLIST City of Meridian (Rev. 2/1/02) Project: Heritage Commons Community Center Review Date: Contact: Jonathan Wardle Zone: R-8 Site Review/Conforming Elements Comments Comlete (yl * Project must comply with all approved permits, plats or Development. Agreements associated with the lot or parcel. 1. Zoning District (permitted use, CUP, A UP, variance, etc. 2. Floodplain District 3. Landscaping Must be in compliance with the the Landscape Ordinance 4. Off -Street Parkin a) # of Stalls (dimensions, etc) b) Handicap Stalls (van accessible, aisles, signage) c) Aisles (width, location) 5. Trash Areas a) Location b) 3 -Side Screening 6. Underground Irrigation 7. Sidewalks/Paths 8. Streets (R/W dedications, etc.) 9. Lot Requirements a) Lot Area (note restrictions on use of undevelo ed ortion of lot) b) Street Frontage c) Setbacks d) Coverage 10. Fencing 11. Fee of $60.00 1. ACHD approval letter required for curb cuts, road widening, for all new projects. 2. Pressurized irrigation can be waived by City Council only if no water rights exist to subject property or developer deeds land to City for a well. 3. City will permit one hook-up to municipal water for irrigation per site. 3. Trees must not be planted in City water or sewer easements. 4. Applicant must submit a copy of recorded deed or plat as evidence of the road dedicatioprior to CZC issuance. 6 Rev. 2'1/()2 C m z N m n 0 0 z 'UO M31A �,OtlO3� _3 _ -- _ N. HOLLYMOUNT WAY I Y r D Z �C.J C m z N rn n 0 0 z D N m W O u � N O Cl November 13, 2002 Brad Hawkins -Clark Planning & Zoning City of Meridian 660 E. Watertower, Suite 202 Meridian, ID 83642 • Brighton Corporation RE: Heritage Commons Community Center & Gazebo Certificate of Zoning Compliance Dear Brad: I am submitting to you a certificate of zoning compliance for the Heritage Commons Community Center & Gazebo. At the same time, we are submitting building permits to the Building Department for their review and approval. As you recall, we proposed an amenity package for Heritage Commons, including parks, open space, community center and pool. These items were detailed in the planned development application and visually depicted during the public hearing process. Per the Certificate of Zoning Compliance, I submit for your review and acceptance the following items: 1. Completed and signed CZC application form 2. Deed of Record 3. Notarized Affidavit of Legal Interest 4. Detailed Site Plan. 4 copies 5. Landscape Design. 3 copies. This is the same plan as was submitted with the Final Plat applications. 6. Irrigation performance specifications. Because the landscape and irrigation plans were approved with the final plat submittal, specifications are not submitted with this application. All common areas will connect to the approved pressure irrigation system, and will comply with the Landscape Ordinance. 7. Sanitation Service Company. No trash enclosures or access drives are proposed. All trash pick- up will occur at curbside, not requiring SSC to internally access trash receptacles. 8. Calculations Tables. Shown on the plans 9. Written statement. The Community Center will include a swimming pool, kitchen, exercise room, recreation room, bathrooms, and conference room. The building is approximately 1,664 sq. ft. For your information, I am submitting to you a complete set of construction plans. 50 Broadway Avenue, Suite B • Boise, Idaho 83702 9 208-344-3448 • FAX 208-344-3922 0 10. Fee. $60.00. • We hope to begin construction of the community center and gazebo as soon as the final plat records, which is expected at the end of this month. Your expedited review and communication with the Building Department is greatly appreciated. Should you have any questions, or desire immediate clarification, please contact me at 371-2114. Sincerely, Jonathan D. Wardle �". Ada County Highway Hi hwa District Dave Bivens 1st Vice President Garden City ID 83714.6499 Judy Peavey -Derr, 2nd Vice President Phone (208) 387-6100 Susan S. Eastlake, Commissioner FAX (208) 387-6391 Sherry R. Huber, Commissioner E-mail: lellusQACHD.ada.1d.us November 25, 2002 TO: Johnathan Wardle REcjmrvPn 12426 W. Explorer Dr., Ste. 220 Boise, ID 83702 DEC 0 4 2002 CITY OF'MERID PLANMj4G & ZON G SUBJECT: MCZCO2-059 Community Center Lot 1, Block 16/Lot 1, Block 5, Quenzer Commons On April 17, 2002, the Ada County Highway District Commissioners acted on MPP02-007/MCUP02- 007/MAZ02-006 (Heritage Commons Subdivision). The conditions and requirements also apply to MCZCO2- 059. If you have any questions, please feel free to contact this office at (208) 387-6170. Sincerely, /L Craig Hoo 4 Development Analyst Planning & Development Cc: Planning & Develo ment/Chron/Project File Construction Services Drainage/Utilities • 0 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat — Heritage Commons Locust Grove between Ustick and McMillan 285 -lot subdivision MPP02-007/MAZ02-006/MCUP02-007 This application has been referred to ACHD by the City of Meridian for review and comment. The applicant is requesting rezone and preliminary plat approval for a 285 -lot subdivision on approximately 75.4 -acres. The proposed Heritage Commons subdivision is located on the west side of Locust Grove Road between Ustick Road and McMillan Road. This proposed subdivision consists of 273 -residential lots, 1 -commercial lot and 11 -common lots. This proposed commercial lot could consist of approximately 44,000 square feet of office/retail space abutting Locust Grove Road, encompassing approximately 3.4 -acres. This development is estimated to generate 3,106 additional vehicle trips per day (0 existing) based on the submitted traffic study. The submitted preliminary plat is in conformance with District policy and does not require any modification of policy. The site is located within the "North Meridian Planning Area." Roads impacted by this development: Locust Grove Road McMillan Road Ustick Road ACHD Commission Date — April 17, 2002 12:00 noon Facts and Findings: A. General Information Owner — Eugene Quenzer Applicant —Brighton Corporation- Jonathan D. Wardle Engineer- Engineering North West LLC -Gene Smith RUT -Existing zoning R -B- Proposed zoning 75.4 -Acres 273- Proposed residential building lots 11 -Proposed common lots 1 -Proposed commercial lot with 6 -proposed building pads 15,120 -Total lineal feet of proposed public streets West Ada- Impact Fee Service Area Meridian- Impact Fee Assessment District Heritage Commons.cmm Page 1 Proposed Heritage Commons Subdivision Locust Grove Road between Ustick Road and McMillan Road M PP02-007/M C U P02-0 07/MAZ0 2-006 N W E 900 0 900 1800 Feet S Heritage Commons.cmm Page 2 Locust Grove Road Minor arterial with bike lane designation Traffic count on Locust Grove Road south of McMillan Road, was 4,719 on 6/28/01 Traffic count on Locust Grove Road north of Ustick Road, was 5,709 on 6/20/01 Better then Level "C" -Existing Level of Service Better than "C" -Existing plus project build -out Level of Service 675 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 96 -feet required right-of-way (48 -feet from centerline) Locust Grove Road is improved with 24 -feet of pavement with no curb, gutter or sidewalk abutting the site. McMillan Road Minor arterial with bike lane designation Traffic count on McMillan Road west of Locust Grove Road was 3,598 on 6-20-01. Traffic count on McMillan Road east of Locust Grove Road was 5,135 on 6-20-01. Better than "C" -Existing Level of Service Better than "C" -Existing plus project build -out Level of Service 0 -feet of frontage McMillan Road is improved with 2 -traffic lanes with no curb, gutter or sidewalk abutting the site. Ustick Road Minor arterial with bike lane designation Traffic count on Ustick Road west of Locust Grove was 6,510 on 6-20-01. Traffic count on Ustick Road east of Locust Grove was 7,640 on 6-20-01. Better than "C" -Existing Level of Service Better than "C" -Existing plus project build -out Level of Service 0 -feet of frontage Ustick Road is improved with 2 -traffic lanes with no curb, gutter or sidewalk abutting the site. B. Development patterns in the surrounding area are single-family residential and agricultural. To the north of the site is single-family residential. To the south of the site is single-family residential. To the west of the site is agricultural. To the east of the site is single-family residential. C. On March 11, 2002, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On April 10, 2002, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. Heritage Commons.cmm Page 3 0 0 D. Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section -miles, and have site plans developed. The preliminary plans generally include 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. ♦ On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585 -unit multi -family subdivision on 452.16 -acres. ♦ On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8 -lot industrial subdivision on 34.6 -acres. ♦ On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school. ♦ On February 6, 2002, the Commission approved a preliminary plat application for a 272 -lot residential subdivision on 78 -acres. Due to the large number of inquiries in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra -ordinary impact fee overlay district. Heritage Commons Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. Heritage Commons.cmm Page 4 i • The following Executive Summary is from the completed North Meridian Traffic Study. It examines the improvements that are anticipated within the North Meridian Planning Area: EXECUTIVE SUMMARY The proposed 12 -square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N Rl W and sections 29-32 of T4N RIE), is selected Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: ♦ By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. ♦ The build out scenario of the study area. is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass -by trips. ♦ The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. ♦ At build out, traffic on the arterials is expected to significantly increase (see Table 4). ♦ All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. ♦ By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. ♦ A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. ♦ Several mid -mile intersections may warrant traffic signals due to the heavy left turn traffic volume. ♦ Chinden Boulevard is forecasted with 5 -lane section in the study area. Right turns lanes may be required at some access and arterial intersections. ♦ McMillan Road is forecasted with a 5 -lane section east of Black Cat. McMillan Road is forecasted with a 3 -lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. ♦ Ustick Road is forecasted with a 5 -lane section east of Black Cat. Ustick Road is forecasted with a 3 -lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. ♦ Linder Road forecasted with a 5 -lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. ♦ McDermott Road is forecasted with a 3 -lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. ♦ Black Cat Road is forecasted with a 3 -lane section in the study area. At arterial intersections right tum lanes may be required. Heritage Commons.cmm Page 5 ♦ Ten Mile Road is forecasted with a 5 -lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. ♦ Meridian Road requires a 3 -lane section north of McMillan and 5 -lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. ♦ Locust Grove Road requires a 3 -lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5 -lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right- of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. E. The applicant hired Washington Infrastructure Services to perform a traffic analysis of this site. The analysis has identified the following conclusions, and this information has been verified by District staff: ■ This Development is projected to be built -out by the year 2005. ■ Trip Generation and distribution expected for the proposed development. This is "site traffic". ■ The proposed development is projected to generate an average daily traffic (ADT) of 3,106 vehicles per day (vpd), of which the peak hour traffic (PHT) is 342 vehicles per hour (vph). The local streets, residential collector streets, collector streets, and arterial streets within the study area and the intersection to be analyzed. • The primary impact will be along Locust Grove Road. The roadway impacts will also be felt on Ustick and McMillan Road. • Locust Grove Road has a two-lane section and is classified as a minor arterial. The posted speed limit near the site vicinity is 35 mph. The intersection at McMillan Road has one lane approaches and is 4 -way stop controlled. The intersection at Ustick Road is signalized. All approaches at the Ustick Road intersection have left - turn pockets. • Ustick and McMillan Roads have two-lane sections and are classified as minor arterials. The posted speed limit on McMillan Road is 50 mph and the speed limit on Ustick Road varies between 35 and 50 mph. Existing land use, roadways, traffic patterns, roadway volume, and turning movement volumes within the study area. Heritage Commons.cmm Page 6 ■ Existing Traffic counts in the vicinity and land use and trip generation characteristics of the developments were obtained from the North Meridian Traffic Study published by WIS. ■ The vacant property west of the site is proposed to be developed into Bayless Subdivision. Bayless Subdivision is proposed to contain 146 single-family units. This development is anticipated but a formal application has not yet been received by ACHD. Traffic from both the Bayless and Bridgetower subdivisions is included in the background traffic. The build -out year for this study was assumed as 2005. Only the weekday p.m. peak hour period between 4-6 pm was analyzed for the site impacts. Existing levels of service within the study area. The intersection of Locust Grove Road and Ustick Road is a signal -controlled intersection. This intersection has an overall LOS of B, with a delay of 17 seconds. The intersection of Locust Grove Road and McMillan Road is a 4 -way stop controlled intersection. This intersection currently has an overall LOS of B, with a delay of 13 seconds. Planned road improvements and major land development within the study area. • Five Year Work Program — There currently are not any roadway or intersection improvements scheduled for this developments impact area. Forecast of future traffic patterns, roadway capacity, and turning movements in the study area before the proposed development is built. • Background traffic for the year 2005 was obtained by factoring the existing traffic and adding the traffic from other vicinity developments. The existing traffic is projected at an annual growth factor of 2%. This was obtained from the North Meridian Area Study. Forecast of future traffic patterns, roadway capacity volumes, and turning movements in the study area after the proposed development is fully built and occupied. These numbers are "site traffic" plus "background traffic". As a result of the site build -out traffic, the vicinity roadways are expected to increase as follows: traffic on Locust Grove Road north and south of McMillan may increase by 435 and 839 vpd respectively; traffic on Locust Grove Road north and south of Ustick Road may increase by 2270 and 715 vpd respectively; traffic on Ustick Road west and east of Locust Grove Road may increase by 933 and 622 vpd respectively. ■ At build -out of the Heritage Commons site, the intersection of Locust Grove Road and Ustick Road is projected to operate at a LOS B with a delay of 19 seconds. This intersection is signal -controlled. Heritage Commons.cmm Page 7 • • ■ At build -out of the Heritage Commons site, the intersection of Locust Grove Road and McMillan Road is projected to operate at a LOS C with a delay of 22 seconds. This intersection is 4 -way stop controlled. The site's north access intersection will be a 2 -way stop controlled intersection. Left turn movements from the site access are projected to operate at a LOS B with a delay of 15 seconds at build out year. ■ The site's south access intersection will be a 2 -way stop controlled intersection. Eastbound left turn movements are projected to operate at a LOS B with a delay of 16 seconds at build out year. Recommended roadway/pathway improvements and mitigation measures. This includes location and design of driveways, intersections and traffic control devices. ■ The north access intersection warrants a left -turn lane on Locust Grove Road. No separate right -turn lane is required on Locust Grove Road. ■ The south access intersection warrants a left -turn lane on Locust Grove Road. No separate right -turn lane is required on Locust Grove Road. ■ Traffic on the north and south site access exceeds 1000 vpd. These accesses should be designated and designed based on Collector Street Standards. Access to office buildings on these streets should be based on ACHD's access requirements. ■ Locust Grove Road has adequate existing capacity to handle the traffic from Heritage Commons project; Locust Grove will not have adequate capacity to handle the build out of the 12 -square mile North Meridian Planning Area. Locust Grove Road should be improved based on the recommendations of the North Meridian Area traffic study. ■ Most of the internal streets have daily traffic projections lower than 1000 vpd. The preliminary site layout meets ACHD's access requirements. F. The applicant should be required to construct a 5 -foot wide detached concrete sidewalk on Locust Grove Road located 2 -feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of- way, provide an easement for the sidewalk. Heritage Commons.cmm Page 8 G. The applicant is proposing to construct the main entrance, East Heritage Place, intersecting Locust Grove Road, located approximately 580 -feet south of the north property line. East Heritage Street should be designed with 21 -foot street sections on either side of the center medians. The medians should be constructed a minimum of 4 -feet wide (maximum 12 -feet wide) to total a minimum of a 100 -square foot area. The applicant will be required to dedicate 54 -feet of right-of-way plus the additional width of the medians. H. The applicant is proposing to construct the following roadways as 29 -foot street sections within 50 -feet of right-of-way. • North Heritage Common Avenue: Village Common Street to Herons Crossing Drive, • North Heritage Woods Avenue: Village Common Street to Herons Crossing Drive, • North Heritage Park Way: Legacy Crossing Drive to Herons Crossing Drive, • North Heritage Green Way: All segments, • North Heritage Crossing Way: Legacy Crossing Drive to Herons Crossing Drive, • East Heritage Street: Heritage Parkway to Heritage Crossing Way and Legacy Crossing Drive to Legacy Common Avenue, • North Legacy Common Avenue: All segments, • East Truth Street: Legacy Common Avenue to Legacy Woods Avenue, • East Trust Street: Legacy Common Avenue to Legacy Woods Avenue, • North Legacy Woods Avenue. All segments The District accepts local residential public roads with a 29 -foot street section if the amount of vehicle trips per day on the street does not exceed 1,000 when the roadway has a 5 -foot planter strip with a 4 -foot separated concrete sidewalk and when the appropriate Fire Department approves the street section. The proposed density of development that will utilize each of the above-mentioned streets will generate less than 1,000 vehicle trips per day. These interior streets should be constructed with a 29 -foot street section with curb, gutter and 4 -foot wide concrete sidewalk within 50 -feet of right-of-way. The applicant is proposing to construct the following roadways as 33 -foot street sections within 50 -feet of right-of-way with attached 5 -foot concrete sidewalks: • North Heritage Common Avenue Heritage Street to Legacy Crossing Drive, • East Legacy Crossing Drive: All segments, • East Tradition Street: All segments, • North Heritage Woods Avenue: south of Legacy Crossing Drive. This District allows 33 -foot street sections in areas when the appropriate Fire Department approves the street section and no more than 1, 000 vehicle trips per day are forecast to use the roadway. Due to the fact that the preceding roadways are anticipated to carry less than 1,000 vehicle trips per day, the applicant should construct them as 33 -foot street sections within 50 -feet of right-of- way contingent upon review and approval from the appropriate Fire Department. Heritage Commons.mun Page 9 9 0 J. The applicant is proposing to construct the following roadways as 36 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks: • East Herons Crossing Drive: Heritage Crossing Way to the north property line, • East Vestige Drive: All segments • Ashton Street: Legacy Woods Avenue to the west property line. The applicant should be required to construct these roadways as 36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way. K. The applicant is proposing to construct six stub streets: • North Heritage Woods Avenue is proposed to stub to the south property line approximately 390 -feet west of the east property. • North Heritage Green Way is proposed to stub to the south property line approximately 1,030 -feet west of the east property line. • East Traditions Street is proposed to stub to the west property line approximately 130 -feet north of the south property line and stubbing to the west property line. • East Ashton Street is proposed to stub to the west property line approximately 850 -feet north of the south property line. • North Legacy Woods Avenue is proposed to stub to the north property line approximately 130 -feet east of the west property line. • North Legacy Common Avenue is proposed to stub to the north property line approximately 420 -feet east of the west property line. District staff supports the location of these stub streets. District policy requires temporary turnarounds at the end of stub streets that serve more than one lot, or are greater than 150 -feet in length. The applicant should be required to provide a paved temporary turnaround at the end of North Heritage Green Way and North Legacy Woods Avenue. These paved turnarounds should be paved with a temporary easement provided to the District. The applicant should be required to install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. L. The applicant is proposing to construct East Vestige Drive adjacent to the north property line, intersecting Locust Grove Road. The applicant should construct East Vestige Drive as one-half of a 36 -foot street section plus 12 -feet of additional pavement, with curb, gutter and 5 -foot wide concrete sidewalk within 42 -feet of right-of-way. M. The applicant is proposing five alleys within the proposed project. The first proposed alley is proposed to connect North Heritage Common Avenue with North Heritage Woods Avenue. Heritage Commons.cmm Page 10 0 • The second proposed alley is proposed to connect North Heritage Woods Avenue with North Heritage Park Way. • The third proposed alley is proposed to connect North Heritage Common Avenue with North Heritage Woods Avenue. • The fourth and the fifth proposed alleys are proposed to connect North Heritage Woods Avenue and North Heritage Park Way. District policy 7204.10 requires the minimum right-of-way width for all new residential alleys to be 16 -feet. Dedication of clear title to the right-of-way, improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards are required for all alleys contained in a proposed development. The alley shall be improved by paving the full width and length of the right-of-way. N. There are six commercial lots proposed to be located on North Locust Grove Road. Access to these lots shall be located on the internal streets and access to Locust Grove should be prohibited. O. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. P. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. Q. Any existing irrigation facilities should be relocated outside of the right-of-way. R. All utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. Special Notification to Applicant To be consistent with previous Facts and Findings and Commission action, the applicant should recognize that this development (the preliminary plat) may be subject to any extraordinary impact fee or LID established by ACHD. Any implementation of extraordinary impact fees or an LID would first be subject to a public hearing. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Heritage Commons.cmm Page 11 Site Specific Requirements: 1. Dedicate 48 -feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right- of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with ACHD Ordinance #195. 2. Construct the main entrance, East Heritage Place, intersecting Locust Grove Road, located approximately 580 -feet south of the north property line with 21 -foot street sections on either side of the center medians, as proposed. The medians shall be constructed a minimum of 4 -feet wide (maximum 12 -feet wide) to total a minimum of a 100 -square foot area. The applicant will be required to dedicate 54 -feet of right-of-way plus the additional width of the medians. 3. Construct a 5 -foot wide detached concrete sidewalk on Locust Grove Road located 2 -feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. 4. Construct the following roadways as 29 -foot street section with curb, gutter and a separated 4 - foot wide concrete sidewalk within 50 -feet of right-of-way, as proposed. Parking shall be allowed on both sides of these roadways contingent upon review and approval from the appropriate Fire Department. • North Heritage Common Avenue: Village Common Street to Herons Crossing Drive, • North Heritage Woods Avenue: Village Common Street to Herons Crossing Drive, • North Heritage Park Way: Legacy Crossing Drive to Herons Crossing Drive, • North Heritage Green Way: All segments, • North Heritage Crossing Way: Legacy Crossing Drive to Herons Crossing Drive, • East Heritage Street: Heritage Parkway to Heritage Crossing Way and Legacy Crossing Drive to Legacy Common Avenue, • North Legacy Common Avenue: All segments, • East Truth Street: Legacy Common Avenue to Legacy Woods Avenue, • East Trust Street: Legacy Common Avenue to Legacy Woods Avenue, • North Legacy Woods Avenue. All segments. 5. Construct the following roadways as 33 -foot street sections within 50 -feet of right-of-way contingent upon review and approval from the appropriate Fire Department, as proposed. Heritage Commons.cmm Page 12 0 0 • North Heritage Common Avenue Heritage Street to Legacy Crossing Drive, • East Legacy Crossing Drive: All segments, • East Tradition Street: All segments, • North Heritage Woods Avenue: south of Legacy Crossing Drive. 6. Construct the following street sections as 36 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way, as proposed. • East Herons Crossing Drive: Heritage Crossing Way to the north property line, • East Vestige Drive: All segments • Ashton Street: Legacy Woods Avenue to the west property line. 7. Construct six stub streets, as proposed. • North Heritage Woods Avenue is proposed to stub to the south property line approximately 390 -feet west of the east property. • North Heritage Green Way is proposed to stub to the south property line approximately 1,030 -feet west of the east property line. • East Traditions Street is proposed to stub to the west property line approximately 130 - feet north of the south property line and stubbing to the west property line. • East Ashton Street is proposed to stub to the west property line approximately 850 -feet north of the south property line. • North Legacy Woods Avenue is proposed to stub to the north property line approximately 130 -feet east of the west property line. • North Legacy Common Avenue is proposed to stub to the north property line approximately 420 -feet east of the west property line. Provide a paved temporary turnaround at the end of North Heritage Green Way and North Legacy Woods Avenue with a temporary easement provided to the District and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. Construct East Vestige Drive intersecting Locust Grove and the north property line, as one-half of a 36 -foot street section plus 12 -feet of additional pavement, with curb, gutter and 5 -foot wide concrete sidewalk within 42 -feet of right-of-way, as proposed. 9. Construct five alleys within the proposed project within a minimum of 16 -feet of right-of-way, as proposed. • The first proposed alley is proposed to connect North Heritage Common Avenue with North Heritage Woods Avenue. • The second proposed alley is proposed to connect North Heritage Woods Avenue with North Heritage Park Way. Heritage Commons.mun Page 13 9 • The third proposed alley is proposed to connect North Heritage Common Avenue with North Heritage Woods Avenue. • The fourth and the fifth proposed alleys are proposed to connect North Heritage Woods Avenue and North Heritage Park Way. 10. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 11. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 12. Any existing irrigation facilities shall be relocated outside of the right-of-way. 13. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 14. Other than the public streets specifically approved with this application, direct lot or parcel access to Locust Grove Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 1. A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. The Commission will act those items on unless removed from the agenda by the Commission. 2. A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. Heritage Commons.mun Page 14 Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. a. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. b. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. c. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACRD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. d. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. e. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Heritage Commons.cmm Page 15 0 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County. Highway District. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: 1. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by: Planning and Development Staff Commission Action: April 17, 2002 Heritage Commons.cmm Page 16